Bellevue Towers-2

1. Does it pay a good rent?6.4% gross, 5.4% after the service charge (Dubai median 6.8%)6.4%Fair
2. Are rents going up?New 1 bed leases: AED 110,000 a year ago, AED 102,500 now (pooled across the project)-6.8%
3. Are prices going up?1 bed: AED 2,408/sqft a year ago, 2,451 now+1.8%Fair
4. How fast do fees pay back?AED 102,105 in fees to buy a 1 bed; net rent covers it in 1.2 years1.2 yrsFair
5. Can I sell easily?10 sales in 12 months (22 the year before)10
6. Is a lot being built nearby?3,663 apartments are planned in Downtown Dubai from 2026 to 2028, equal to 38% of the 9,689 homes let there today. A further 348 are past their planned date. Downtown Dubai supply by year →38%Fair
7. Did earlier buyers gain?Up 49% for buyers 5 years ago; up 39% for launch buyers, before fees+48.8%Context

10 resales in the last 12 months, against 20 a year on average over 2023–2025.

At 1 bed, Bellevue Towers-2 has registered sale prices 2% above the Downtown Dubai median price per square foot of 2,407 AED, across 82 eligible buildings. It ranks 39th of 82 by price per square foot and 10th of 43 by gross yield in Downtown Dubai.

Ejari files Bellevue Towers’s leases under the project, not a tower, so every tower share one rent: the project figure above, counted once. Prices are each tower’s own registered sales.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 1 bed
  10 registered sales in 12 months
  On record
• Rental evidence · 1 bed
  80 new and 55 renewal contracts in 12 months · rent source: project (pooled)
  Read with care
• Service charge
  AED 24.08/sqft a year, 2026 owners-association budget; 5.4% yield after it. Confirm against the latest invoice.
  On record
• Project register
  Bellevue Towers: recorded complete 2020-07-30 · register data to 2026-07-06
  On record
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
  Not in the yield

What is the rental yield in Bellevue Towers-2?

Bellevue Towers-2 returns 6.4% gross: a median new-contract rent of AED 102,500 a year (80 Ejari contracts in 12 months) over a price benchmark of AED 1.60M (median of 10 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Bellevue Towers-2 cost?

The median registered sale price is AED 1.60M (2,451 AED/sqft), from 10 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Bellevue Towers-2 selling for right now?

Registered sales of ready units in Bellevue Towers-2 over the last 12 months have a median of 2,451 AED/sqft, across 10 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.

Have prices in Bellevue Towers-2 risen or fallen?

Median price per square foot moved +1.8% over the last 12 months against the 12 before it, on 10 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Bellevue Towers-2 compare with Downtown Dubai?

Its 6.4% gross yield sits +0.8 pts against the Downtown Dubai median of 5.5%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.